35A Bonner Hill Road, Kingston upon Thames, KT1 3ES

UPRN:100021754912Purpose Built Flat2 bedsBuilt 1900-1929

LeaseholdCouncil Tax: Band DEPC: D (64)

Data freshness:Listing· freshPlanning· 3mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

35A Bonner Hill Road, Kingston upon Thames, KT1 3ES

HP Score

/ 100

Strong

Verdict

today

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

19 of 21 sources

Sale Estimate

£541,000

£514k - £568kHigh

Estimate

£541k

Range

£514k – £568k

Rent Estimate (pcm)

£2,250

£2k - £2k

Monthly

£2,250

Yield

4.62%

Verdict

Derived from HomePortfolio scores

35A Bonner Hill Road earns an INVESTIGATE rating with HP Score 79/100. Investment score 66/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (82/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesEPC RegisterPortal listingsOfcom Connected NationsOfcom mobile coverageMarket estimates (third-party AVM)HM Land Registry sales matched to addressDefra strategic noise mapping, England Round 4 (Contains Defra data © Crown copyright and database right 2023-2024, Open Government Licence v3.0)Walk ScoreONS Census 2021Police.ukHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

79/ 100

Strong

Investment Score

66/ 100

Moderate

Crime Score

22/ 100

Moderate

Walkability

82/ 100

High

Transit & Bike

Transit 37Bike 72

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 10 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge0/15
claims [AVM -8.1% (HIGH)] → measured edge +0.00pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp
Market estimate used (HIGH confidence) · snapshot 14 Nov 2026
- valuation_snapshotsestimate for 100021754912· as of 14 Nov 2026
Rental economics0/40
gross yield 4.6%; range width penalty ×0.84
- valuation_snapshotsrent estimate 2250/mo (range 2050-2450)· as of 14 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -944/mo, -42% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing
- underwriting_assumptionscosts not disclosed by the advert· as of 10 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 127 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge
- portal_listingsprice_changes + first_published_date· as of 10 Nov 2026
Risk & liquidity14.6/15
184 sales/12mo in area; valuation range width 10%
- property_intelligencetransactions_12mo

4 of 4 components scored. Ranks on gross yield, the stress margin, risk and disclosed facts. A pricing claim earns only its measured edge: today 0 for the market estimate and at most +0.5pp for sold evidence. The score itself is not yet checked against the outcomes of homes it scored.

Economics

What happens to your money

Price sensitivity

£439,000£673,000

The same scorer re-run at hypothetical asking prices, holding rent, comps and listing history constant. Not a prediction of what the seller would accept.

Your assumptions

Purchase price£585,000

At the asking price

Monthly rent£2,250/mo

Evidenced range £2,050-£2,450

Interest rate5.4%

Loan to value75%

Cash required: £196,050
Net cash flow: -£417/mo
Cash on cash: -2.6%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.14 - below the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Evidence

Where every number comes from

valuation_snapshotsestimate for 100021754912Valuation edge · as of 14 Nov 2026
valuation_snapshotsrent estimate 2250/mo (range 2050-2450)Rental economics · as of 14 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 10 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 10 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Rental economics needs verification before you rely on it
rent estimate 2250/mo (range 2050-2450)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 127 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge

Property risk deep-dive →

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The rent estimate rests on area-level evidence, not lettings on this street.
2. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Every step above was generated from a specific gap or flag in the evidence - no generic advice, no invented tasks.

Valuation & Market

Sale Estimate£541,000

Rent Estimate (pcm)£2,250

Gross Yield4.62%

1y Growth-

3y Growth-8.6%

5y Growth+0.6%

10y Growth+1.0%

Last Sold Price£200,000 (2004-07-09)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0KT1 3ES

Approval Rate

-12mo

Development

low

26/02395/PAEXT
Erection of single storey rear extension (4.5m in depth, maximum height of 4.0m and eaves height of 2.9m)
Pending
26/02353/TCA
T1: Eucalyptus - Reduce the height by 2- 2.5 metres and remove the scaffold limb over the fence. T3: Birch - Reduce by 1.5 metres.
Pending
26/02335/PAMA
Prior approval for the change of use of existing 3 storey building (Use Class E) to 15 nos apartments (Use Class C3)
Pending

View Planning Timeline

Ownership

Corporate Ownership50.8%
Overseas OwnershipNo
Lease Term Remaining166 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2004-07-09
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£41,833

Population Density5,660 /km²

Owner Occupied57%

Age Distribution

0-15 21%16-64 70%65+ 9%

View Area Profile

Schools Nearby

St Joseph's Catholic Primary School
0.1 mi
Inspected as St Joseph's Catholic Primary School (URN 102596) on 4 Jul 2024
King Athelstan Primary School
0.2 mi
Good
Kingston Grammar School
0.2 mi
Inspected by ISI
Tiffin School
0.3 mi
Good

4 of 8 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

35 Bonner Hill Road
-
£465k
-
29 Bonner Hill Road
-
£695k
-
25 Bonner Hill Road
-
£750k
-
23 Bonner Hill Road
-
£750k
-

Boundary data not available for this property

No registered title polygon, building footprint, or street match for this property yet.

Why: No HMLR INSPIRE / OSM footprint / OS Open USRN match for this UPRN

Source: HM Land Registry INSPIRE / OpenStreetMap / OS Open USRN